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Home My WebLink AboutStaff Report(*t/q" CITY OF COLLEGE STATION PRELIMINARY PLAN for Harvey Mitchell Commercial Addition 11-00500056 SCALE: Two lots on 6.21 acres LOCATION: 1280 Harvey Mitchell Parkway South ZONING: C-1 General Commercial - 4.91 acres R-4 Multi -Family - 1.3 acres APPLICANT: Seth McKinney, Crawford -Burnett Investment, LLC. PROJECT MANAGER: Lauren Hovde, Staff Planner Ihovde@cstx.gov RECOMMENDATION: Staff recommends approval of the waivers requested for block length, block perimeter, and street projection. If the waivers are approved, the Preliminary Plan meets all standards of the Unified Development ordinance and may be approved by the Planning and Zoning Commission. If any waiver is denied, the Preliminary Plan will not be in compliance with such standards and must be denied. Planning & Zoning Commission Page 1 of 5 May 5, 2011 Planning & Zoning Commission Page 2 of 5 May 5, 2011 DEVELOPMENT HISTORY Annexation: February 1970 Zoning: Upon annexation- R-1 Single Family Residential February 2011- C-1 and R-4 Site development: Vacant COMMENTS Water: The subject tract is located adjacent to an 18-inch water main. Sewer: The subject tract is located adjacent to an 8-inch waste water main which is located in the southeast portion of the tract. A sanitary sewer regional lift station is also located in the southeast portion of this tract, is owned and maintained by College Station Utilities, accessed from Harvey Mitchell Parkway ,and is approximately 2,500 square feet in area. The subject property is located within the Bee Creek Watershed and will be impacted by current capacity issues. Off -site Easements: None known at this time. Drainage: The subject tract is located in the Whites Creek Drainage Basin and when it develops it will need to meet the City of College Station minimum storm water design regulations and guidelines. Flood Plain: There is no FEMA-designated floodplain located on the subject property. Greenways: There is no Greenways dedication or development proposed with this plan. Pedestrian Connectivity: There are no pedestrian facilities proposed with this plan. The Unified Development Ordinance does not require sidewalks along Freeways/Expressways, which is the designation of Harvey Mitchell Parkway. Bicycle Connectivity: There are no bicycle facilities proposed with this plan. Streets: The subject tract will take access from Harvey Mitchell Parkway. Oversize Request: N/A Parkland Dedication Fees: $1646 per unit will be assessed for Block 1 Lot 1 upon application for building permits for the multi -family units. Impact Fees: None Planning & Zoning Commission Page 3 of 5 May 5, 2011 REVIEW CRITERIA 1. Compliance with Comprehensive Plan and Unified Development Ordinance: The subject property is designated as Urban on the Future Land Use and Character Map and located within the Growth Area VI on the Concept Map of the Comprehensive Plan. The Urban designation calls for an intense level of development activities that tend to consist of multi -family residential lots and general commercial activities when located within Growth Area VI. A rezoning for this property was approved on February 24th of this year which was in compliance with the Comprehensive Plan designation. The proposed Preliminary Plan is in compliance with the provisions set forth by the Unified Development Ordinance with the exception of the waiver requests stated below. 2. Compliance with Subdivision Requirements of the Unified Development Ordinance: The proposed preliminary plan requires a waiver to LIDO Section 8.2.E.3, "Street Projections", Section 8.2.G.2.a, 'Blocks", and Section 8.2.G.4.b, 'Blocks." Section 8.2.E.3 "Street Projections" requires the projection of a public street or Public Way to each cardinal direction where abutting property is unplatted. The properties surrounding the subject tract are owned by the Texas A&M University System. These properties are currently used as a Poultry Science Center, sanitation facility, and a vacant tract directly abutting Harvey Mitchell Parkway in front of the subject tract. The remaining unplatted property is located behind the Knightsgate Subdivision, and was given access through the Knightsgate Subdivision by means of a private access easement. Section 8.2.G.2.a, 'Blocks" requires that the block lengths in Urban areas do not exceed 660 feet in either direction of the subject property. In this situation, the maximum block length along Harvey Mitchell Parkway is exceeded in both directions. The block length from Luther Street is 911.42 feet, thus requiring a waiver of 251.42 feet. The block length from Holleman Drive is approximately 5,201.42 feet, thus requiring a waiver of 4,541.42 feet. Section 8.2.G.4.b, 'Blocks" requires that block perimeters within Urban areas do not exceed 2000 feet. In this situation, there is not a distinguishable block, and therefore the applicant is requesting a waiver to the requirement. In accordance with the UDO Subdivision Requirements, when considering a waiver, the Planning and Zoning Commission should make the following findings to approve the waiver (Staff findings are in italics below): 1) That there are special circumstances or conditions affecting the land involved such that strict application of the provisions of this chapter will deprive the applicant of the reasonable use of his land; Due to the size of the property and the Texas A&M University System neighboring the property on two sides, Staff believes that a strict application of this ordinance would deprive the applicant of reasonable use of their property since three street projections would be required within the 6.21 acres. All requested waivers are interdependent meaning that one waiver must be approved for another to be approved. Planning & Zoning Commission Page 4 of 5 May 5, 2011 2) That the waiver is necessary for the preservation and enjoyment of a substantial property right of the applicant; In staffs opinion the waivers are necessary for the preservation and enjoyment of a substantial property right since a substantial portion of the 6.21 acres would be encumbered by right-of-way that would project to property that is unlikely to undergo redevelopment. It is possible that if rights -of -way or Public Ways are required, they will continue as dead-end streets for an indefinite period of time. The denial of any requested waiver would contribute to this situation. 3) That the granting of the waiver will not be detrimental to the public health, safety, or welfare, or injurious to other property in the area, or to the City in administering this chapter; and Since the Texas A&M University System is exempt from platting requirements, and because its adjacent properties have private access from Luther Street, the TAMU properties would not be negatively affected by the granting of the requested waivers. Additionally, the small tract of land that is behind the Knightsgate Subdivision also has private access that enables possible development on that tract. This information applies to all requested waivers. 4) That the granting of the waiver will not have the effect of preventing the orderly subdivision of other land in the area in accordance with the provisions of this chapter. The granting of the waiver will not prevent future orderly subdivisions in the area. The Texas A&M University System is exempt from platting requirements and the other abutting unplatted tract has access that was provided through the Knightsgate Subdivision. This statement is true for all requested waivers. STAFF RECOMMENDATION Staff recommends approval of the waivers requested for block length, block perimeter, and street projection. If the waivers are approved, the Preliminary Plan meets all standards of the Unified Development ordinance and may be approved by the Planning and Zoning Commission. If any waiver is denied, the Preliminary Plan will not be compliance with such standards and must be denied. SUPPORTING MATERIALS 1. Application 2. Copy of Preliminary Plan (provided in packet) Planning & Zoning Commission Page 5 of 5 May 5, 2011